My wife and I intend to remortgage our penthouse in Neath with Kent Reliance. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this document specific to the Kent Reliance conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Kent Reliance. This is solely used to protect Kent Reliance if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Kent Reliance had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
This question may be naive but I am new to the home moving as a first time purchaser of a ground floor flat in Neath. Do I collect the keys to the house on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Neath?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be able to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
My wife and I are in the process of looking at houses in Neath and I am now considering a potential offer. Should I already have a conveyancing practitioner appointed at this stage? I am planning to take a home loan with Nottingham.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my purchase has taken place for my property in Neath. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
We are intent on selling our house in Neath and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Neath lawyer would know this is not the case. It does beg the question why the buyers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Neath. Having lived in Neath for many years we know of no issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I used Action Conveyancing a few years past for my conveyancing in Neath. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Neath of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My partner and I soon to exchange buying a property in Neath but as a result of wreckage from the recent storms I have agreed compensation from the current proprietors of four thousand pounds in the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process but the bank will not permit this. Why were they informed?
Your conveyancer that is on a mortgage company approved list is required to inform the bank of any amendments to the sale price. If you were to refuse your lawyer to report the reduction to your lender then they would need to refrain from acting for you and the bank.